How to solve the housing problem in a crisis?

19.09.2011 07:45
How to solve the housing problem in a crisis? Exchange is a simple and effective way to improve living conditions or to get more money, keeping a roof over your head, so apartments are changing more often than sold.
Popular in Soviet times, way to solve the housing problem through the exchange of flats - is back! Exchange, has lost its relevance in the last 4-5 years, now has remained virtually the only opportunity to change their living conditions.
So now the exchange of flats - it is, more often, the sale of one apartment and buy another.
In fact, realtors remembered well forgotten old. Prior to the privatization of housing, any changes made by the housing conditions of the exchange. For example, a family living in a three-room apartment, drive a two-room apartments, the tenants of which, in turn, would come from two "odnushek" in "three-ruble note. This chain - from the three sites - could be chosen from several months to several years.
In a growing market is a significant disadvantage, because during these months, the value of objects in the chain can grow, some of exchange participants may refuse to move and the deal falls through.
Exchange - a simple and effective way to improve living conditions or to get more money, keeping a roof over your head, so apartments are changing more often than sold.
The main difference between exchanges on sale is that you do not need to look for a buyer - just pick exchanged option. And most importantly, do not bind to the price of selling real estate and constantly adjust it. Today, the situation on the real estate market is unstable so that prices are sometimes reduced by half a percentage point per week (example: Fall 2008)..
As a general rule, recourse to the exchange people who want to increase (and sometimes decrease) the area or reduce the credit burden for the collection of prior mortgages.
Due to the complexity of exchange operations overwhelming majority of these client requests in recent years satisfied realtors using alternative sdelok.Takaya circuit itself is much more convenient than building a chain of exchange, since it uses money as the equivalent of participating in the transaction of housing, and this in turn, allows us not only to avoid the need to reconcile the opposing interests are exchanged, but also enables a wider choice of apartments, purchased to replace the old housing.
Options exchanges
Alternative deal - one-stage sale of available real estate and buying a new apartment - is, in the past few years, one of the priority ways to solve housing problems. Under this scheme, the apartment is offered in exchange, put up for sale. Once at the apartment was a buyer for a seller chosen a different apartment from those sold on the open market. Liked apartment could easily have the same alternative, etc.
When implementing an alternative transaction key demand that at the beginning of the chain was "clean" a buyer who is willing to pay money for a new asset, with no selling.
All was well until the market had the potential investors and mortgage loans. Lack of real money market players to put a difficult choice: have patience and to postpone its decision of housing problems for later, or to recall a forgotten pattern of exchange of chains! Indeed, in the case of indirect exchange, the presence of the "first" buyer, so important for the "alternative" is not required.
Direct exchange operations differ in that they involved two men - the seller and the buyer, which vary with each other by their real estate assets for a fee or not.
An example of direct exchange: one bedroom apartment is changed to two-bedroom with a supplement cost difference of one room. To implement such an exchange must all do: find a willing to share apartments and have available a small amount of money.
Selection of this option can take quite a long time, sometimes even several years.
If the number of flats involved in the exchange, more than two, then the exchange is called the indirect and the complexity of the "linking" the interests of all parties to the transaction increases exponentially.
Metabolic chain (indirect exchange) is much more complicated process, since both are involved in the exchange 7.5 of apartments (on average). But the versions of such exchange offers much more. Classical exchange chain, looks like this: the owners of one-bedroom apartment move in a two-room, and they, in turn, move into a three-room apartment, whose owners are leaving in two one-bedroom (or one bedroom + studio). Moreover, the first in the chain becomes flat and the latter, because into it and move three-bedroom owners, closing the entire chain. A missing apartment, through the accumulation of additional payments throughout the chain, you can either buy on net sales, or choose from the options available in other metabolic chains.
What are the opportunities open to market participants indirect exchanges?
Opportunities for Realtors. Realtor community, with rare exceptions, does not offer customers any tools through which one could solve their problem in today's market conditions. Realtor who specializes in exchanges, and who agrees not to hold an alternative transaction and exchange, to find not so easy!
In order to piece together the chain of exchanged apartments, work is needed, to the extent and complexity often many times higher than an "alternative" scheme. To do this from a realtor requires considerable experience, the presence of a fairly large database of apartments being exchanged, the ability not just to communicate with clients and communicate clearly to sustain the necessary level of trust of all customers involved in the chain.
Naturally, the more participants in the process, the harder it is managed trade, and more risk breaking the chain of exchange. Many difficult moments occurs when the exchange: when signing of preliminary contracts, when discussing the amount of surcharge. It is not easy, for example, arrange for the release of all owners of apartments. After all, it is necessary that all participants in the transaction were released simultaneously living space. But if you look, so if impossible task facing professional realtor? After all of the above realtors did before the crisis on the real estate market. So we, realtors, prevents to do so today?
Opportunities for clients. Exchange or sharing housing with an additional charge for someone may become a viable option for improving their living conditions, and for someone - this is way out of difficult financial situations.
In an exchange replacement hard to find, but the latter has its advantages. If the exchange chain is broken, then the owners have nothing to lose and remain in their apartments.
Better not to try to exchange accommodation "chain" itself, but to trust the process experts. You can use the services of a qualified realtor who can gather all the owners and make a gradual exchange of property that will satisfy all parties. It will not be so easy. After all, each apartment will have its own advantages and disadvantages, someone may not like the proposed option, even if he is in the right area, but some may require additional payments for his apartment. Surcharge on exchange
Surcharge on exchange depends on several factors: the area square footage, condition of houses, apartments, the social environment.
The most common case - is when a client wants to change, with an additional charge, your apartment for a little more. Or change at a slightly better neighborhood. What should be the sum of the surcharge?
Not so long ago this question was decided as follows: all the money to buy an apartment, and the repair took a small consumer loan. Its advantage is the absence of real estate collateral, a smaller set of documents, the absence of compulsory insurance. Despite the apparent high cost of consumer loans over the mortgage, the total cost will be smaller because there is less amount and term of the loan and its approval, and additional costs, including time and nerves. But today, a consumer credit also hard, like a mortgage. Therefore, some amount should remain "in reserve" for relocation, repairs (even cosmetic) or new furniture.
Practice shows that the average amount of surcharge, in Kiev, should be within 20000-25000 dollars. These surcharges are formed based on the size of a comparative analysis of actual transactions carried out: the exchange of chains and rings.
Quite often happens is this: ideally suited to the client apartment is more expensive than he planned. Available supplements are simply not enough to dream of! And what the lack of supplements, do not like the client. What to do in this situation?
Since the exchange depends largely on exactly the amount of surcharge, it is desirable initially, before the selection of options exchange, to explain all this to the client that his "desire" as it coincided with the "possibilities".
The market exchange somewhat different approaches to pricing than the market sales. Since then, as modeled by a chain, the participants of this system are "a common denominator." In other words, they have no opportunity to "sell" and more expensive to "buy" more cheaply. Price per square meter averaged and generates a fair amount surcharges are approximately equal in all links of the chain. Difficulties in implementing the exchange of chains
The chain is simple in theory but often in practice - is a headache.
Firstly, all parties can join the chain at different times, that is, one link will have to wait several months, while others will need to engage in the process as quickly as possible.
Second, after joining the last link of the chain will be slowed down in the final stages of the period of preparation of a full package of documents for registration of a notarial contract. And what is even sadder, increases the risk that some of the participants will not sustain a chain of nervous tension.
Third, at the most inopportune moment can suddenly appear buyer with "live" money. Break the chain, then hangs up, and realtor have to start all over again.
But the buyer in the market chain moves slowly, and customers can not withstand the stress and leave due to minor no connections. Quite common are:
? too little time to prepare for the missing documents;
? found problems when viewing real estate;
? No building permit or redevelopment;
? One client changes his mind at the last minute.
In fairness it should be noted that similar risks exist both in the exchange, and by buying an apartment. The recommendation can be only one: to avoid a nuisance, we must take seriously the study of documents at all, without exception, an apartment in exchange chain.
Many people try to avoid long chains, and better sell unrelated to the buyer at a lower price than engage in risky and possibly a slow process.
Some realtors advise their clients generally are not included in the chain of more than three links. Many owners, understanding the complexity of the forthcoming operation, simply withdrew from the sale of their flats until "better times" when the market picks up.
Exchanges are needed when there are no buyers. In Kiev, is now difficult to sell the apartment, but it is possible, some effort, to change. Therefore, the exchanges - the salvation for those who are simply caught up in sales.
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